PZ - CUP Narrative COLE/ARCH ITECTS
December 22, 2020
City of Meridian Community Development
Planning Division
33 E. Broadway Ave., STE 102
Meridian, ID 83642
RE: Conditional Use Permit Application
Northpoint Recovery Center
State Avenue,
Meridian, ID 83642
Proiect Narrative:
The project consists of a new building for Northpoint Recovery located in the Pine 43 Subdivision
between East State Avenue and East Pine Avenue. The proposed site is 3.86 acres with primary
access off of an existing curb cut on East State Avenue. An exisiting curb cut on East Pine Avenue
will be used for fire access only as required by the City Fire Department. Parking will be provided on
the north side of the property with approx. 43 spaces, 19 spaces above the count as required by the
Unified Development Code.
The proposed building will be a single story, approximately 30,000 square feet in size, in-patient/out-
patient addiction treatment provider with 48 beds, administrative, and treatment uses. The use is
considered by the City Code a nursing or residential care facility, which requires a Conditional Use
Permit in the C-G zone. Meridian's Future Land Use Map (FLUM) designates the site as Mixed Use
Community (MU-C) "to allocate areas where community-serving uses and dwellings...seamlessly
integrated into the urban fabric" (City of Meridian Comprehensive Plan, 3-17). The project aligns
with the five themes of Meridian's Community Vision established in the Comprehensive Plan in the
following ways:
1. Premier Community: The new addiction treatment center will provide access to a healthcare
ammenity close to housing, arterial streets, and businesses. This use will address the physical
and mental health needs of the community in relation to addiction recovery and contributes
to the wide variety of healthcare services needed for a thriving community. With 48 planned
beds, the center will be able to provide services to more members of the community than
the existing 22-bed facility in Boise, Idaho.
2. Evolving Community: The site lies within existing City boundaries and the Area of Impact as
indicated on the Current Zoning Map. By utilizing this infill site, the project will fill in and
connect the existing urban fabric and ammenities. The nursing or residential care facility use
designation encourages compatability with both the residential use to the north due to its
relatively low intensity and the commercial business to the east by providing 24/7 usage. At
a single-story building below 30,000 square feet, the proposed project is consistent with the
MU-C FLUM designation and its location adjacent to a residential use. With the addition of a
proposed pedestrian pathway connection to the east of the building, the supportive public
space provided exceeds the 5% required in the MU-C designation.
3. Livable Community: Northpoint Recovery Center provides access to healthcare
opportunities that are limited in the area. The site will also contain a pathway connection
along its eastern property line. Due to the nature of the building, 24/7 use on the site will
occur, public safety measures throughout the site as well as along the proposed pedestrian
pathway will be required.
1008 W. Main Street, Boise, Idaho 83702 www.colearchitects.com 208.345.1800
COLE/ARCH ITECTS
4. Vibrant Community: Neighboring conditions include a new pathway and existing two-story
commercial buiding to the east (the closest neighbor), a three-story residential apartment
building to the north, East Pine Avenue and undeveloped land to the south, and
undeveloped land to the west. All of the existing neighbors are situated well over 30 feet
from the newly proposed single-story building, but the project is intended to be proportional
and responsive to the existing context. Surrounding buildings contain a wide variety of
materials, colors, and styles, including but not limited to stucco, brick, stone, metal panel,
storefront, and wood. Through the use of wood, stone, and horizontal and vertical siding
elements, the buiding will complement and preserve the character of the area. The
concurrent Design Review process will ensure that the building meets the requirements of
Meridian's Architectural Standards Manual.
5. Connected Community: The project will be accessed off of East State Avenue with a fire-
access only off of East Pine Avenue that will be designed to be used primarily as a pedestrian
pathway connection through the site as required by Meridian's Pathways Master Plan.
The building and its extents will encompass a portion of the site as indicated in the attached site
plan. The remaining portion of the site will be permitted and constructed under future permit(s).
Please see the attached drawings for additional information.
Respectfully Submitted,
74,
Jennifer Mohr, AIA, LEED AP BD+C
Project Architect, Cole Architects, PLLC
1008 W. Main Street, Boise, Idaho 83702 www.colearchitects.com 208.345.1800